Township of East Nottingham, PA: Hearings and Procedures.

[Ord. 2005-9, 12/29/2005, § 2201]

Appointment.

The Zoning Hearing Board shall consist of three residents of the Township appointed by the Board of Supervisors. The Zoning Hearing Board members shall serve terms of three years, so fixed that the term of office of one regular member shall expire each year and so that the term of not more than one alternate member expires each year. Members of the Zoning Hearing Board shall hold no other office in the Township.

Alternate Members. Alternate members may be appointed at the option of the Board of Supervisors and may serve within the provisions of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., as amended. Alternate members may participate fully in all proceedings of the Zoning Hearing Board.

Vacancies. The Zoning Hearing Board shall properly notify the Board of Supervisors of any vacancy that occurs. Appointments to fill vacancies shall be only for the unexpired portion of a term.

Removal. My Zoning Hearing Board member may be removed for just cause by a majority vote of the Board of Supervisors, if the member has received 15 days' notice of the intent to take such vote. A hearing shall be held in connection with the vote if the member shall request it in writing.

Organization.

The Zoning Hearing Board shall elect officers from its own membership. Officers shall serve annual terms and may succeed themselves.

For the conduct of any hearing and taking of any action, a quorum shall be not less than a majority of all members of the Zoning Hearing Board.

The applicant shall pay all fees, as established by the Board of Supervisors, for all proceedings, hearings, and actions by the Zoning Hearing Board.

Board Jurisdiction. The Zoning Hearing Board shall have exclusive jurisdiction to hear and render final adjudications in the following matters:

Substantive challenges to the validity of the zoning ordinance, except those brought before the Board of Supervisors pursuant to 53 P.S. § 10609.1 and 53 P.S. § 10916.1 of the Pennsylvania Municipalities Planning Code.

Challenges to the validity of the zoning ordinance raising procedural questions or alleged defects in the process of enactment or adoption, which challenges shall be raised by an appeal taken within 30 days after the effective date of said ordinance or amendment.

Appeals from the determination of the Zoning Officer including, but not limited to, the granting or denial of any permit or failure to act on the application for a permit, the issuance of any cease and desist order, or the registration or refusal to register any nonconforming use, lot or structure.

Appeals from a determination by the Township Engineer or Zoning Officer with reference to the administration of floodplain regulations of the Township.

Applications for variances from the terms of this chapter.

Applications for special exceptions under this chapter.

Appeals from the Zoning Officer's determinations.

Appeals from the determination of the Zoning Officer or Township Engineer in the administration of any zoning ordinance or other land use ordinance with reference to sedimentation and erosion control and stormwater management, insofar as the same relate to development.

Application Procedures. Application procedures shall be as set forth in § 27-2205.

§ 27-2202 Appeals From the Zoning Officer.

[Ord. 2005-9, 12/29/2005, § 2202]

Appeals. All appeals from a decision of the Zoning Officer and applications for relief from the Zoning Hearing Board shall be in writing as set forth in § 27-2205. Every appeal or application shall include the following:

The name and address of the applicant or appellant.

The name and address of the owner of the property to be affected by such proposed change or appeal, and a list of adjoining property owners and tax parcel identification numbers.

A brief description and location of the property to be affected by such proposed change or appeal.

A statement of the present zoning classification of the property in question, the improvements thereon, and the present use thereof.

A statement of the section of this chapter under which the appeal is made and reasons why it should be granted, or a statement of the section of this chapter governing the situation in which the alleged erroneous ruling is being appealed and the reasons for this appeal.

A reasonably accurate description of the additions or changes intended to be made under this application, indicating the size, material, and general construction of such proposed improvements. A plot plan of the property to be affected, indicating the location and size of the lot and the size of existing and intended improvements, shall be attached to the description.

Appeal from the Zoning Hearing Board. In the case of an appeal from the Zoning Hearing Board to the Court of Common Pleas, the Zoning Hearing Board shall make the return of the record required by law, and shall promptly notify the Township Solicitor of such appeal and furnish him with a copy of the return of the record, including the transcript of testimony. Any decision of the Zoning Hearing Board not appealed within 30 days after notice thereof shall be final.

§ 27-2203 Special Exception Plan, Procedures, and Conditions.

[Ord. 2005-9, 12/29/2005, § 2203]

Plan Requirements. All applicants for a special exception use must submit an application as set forth in § 27-2205 and any supporting documentation as required by the Zoning Officer when making application for a permit. If the application is considered a land development or subdivision, it must also meet the following site plan requirements:

A statement as to the proposed use of the building or land.

A site layout drawn to a scale of not less than one inch equals 50 feet showing the location, dimensions, and height of proposed buildings, structures, or uses and any existing buildings in relation to property and street lines. If the application relates to property scheduled to be developed in successive stages, such plans shall show the relationship of the portion scheduled for initial development to the proposed layout of the entire property.

The location, dimensions, and arrangements of all open spaces and yards and buffer yards, including methods and materials to be employed for screening.

The location, size, arrangement, and capacity of all areas to be used for motor vehicle access, off-street parking, off-street loading and unloading, and provisions to be made for lighting such areas.

The dimensions, location, and methods of illumination for signs, if applicable.

The location and dimensions of sidewalks and all other areas to be devoted to pedestrian use.

Provisions to be made for treatment and disposal of sewage and industrial wastes, water supply, and storm drainage.

The capacity and arrangement of all buildings used or intended to be used for dwelling purposes, including the proposed density in terms of number of dwelling units per acre of land.

A description of any proposed industrial or commercial operations in sufficient detail to indicate effects of those operations in producing noise, glare, air pollution, water pollution, fire hazards, traffic congestion, or other safety hazards.

Description of methods to be employed in controlling any excess noise, air pollution, smoke, fumes, water pollution, fire hazards, or other safety hazards.

Standards for Special Exceptions. The Zoning Hearing Board shall approve a proposed special exception if the applicant demonstrates compliance with the following:

All applicable standards of Part 17.

The applicable standards in § 27-1603.

All applicable federal, state, and Township laws and regulations.

Conditions for Special Exceptions. The Zoning Hearing Board shall consider all of the general standards as well as any specific standards that may be listed for the proposed use. The Zoning Hearing Board may impose reasonable conditions on a special exception use as it determines are necessary to ensure compliance with Township ordinances and state and federal regulations; to protect the public health and safety; and to ensure compatibility and avoid nuisances among nearby uses.

§ 27-2204 Variances.

[Ord. 2005-9, 12/29/2005, § 2204]

Applicant. Requests for a variance may be filed with the Zoning Hearing Board, in writing in accordance with § 27-2205.

Standards for a Variance. The Zoning Hearing Board may grant a variance, provided that all of the following findings, where relevant, are made in a given case:

That there are unique physical circumstances or conditions (including irregularity, narrowness or shallowness of lot size or shape, or exceptional topographical or other physical conditions peculiar to the particular property) and that the unnecessary hardship is due to such conditions and not the circumstances or conditions generally created by the provisions of this chapter in the neighborhood or district in which the property is located.

That because of such physical circumstances or conditions, there is no possibility that the property can be developed in strict conformity with the provisions of the zoning ordinance and a variance is therefore necessary to enable the reasonable use of the property.

That such unnecessary hardship has not been created by the appellant.

That the variance, if authorized, will not alter the essential character of the neighborhood or district in which the property is located, nor substantially nor permanently impair the appropriate use or development of adjacent property nor be detrimental to the public welfare.

That the variance, if authorized, will represent the minimum variance that will afford relief and will represent the least modification possible of the regulation in issue.

Additional Conditions and Safeguards. In granting any variance, the Zoning Hearing Board may attach such reasonable conditions and safeguards as it may deem necessary to implement the purposes of this chapter and the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., as amended.

§ 27-2205 Hearings and Procedures.

[Ord. 2005-9, 12/29/2005, § 2205]

Parties Appellant Before Board. Appeals under 53 P.S. § 10909.1(a)(1), (2), (3), (4), (7), (8) and (9) of the Pennsylvania Municipalities Planning Code, as amended, may be filed with the Zoning Hearing Board, in writing, by the landowner affected, any officer or agency of the Township, or any person aggrieved. Requests for a variance and for a special exception may be filed with the Zoning Hearing Board by any landowner or any tenant with the written permission of such landowner.

Time Limitations.

No person shall be allowed to file any proceeding with the Zoning Hearing Board later than 30 days after any application for development, preliminary or final, has been approved by an appropriate Township officer, agency, or body if such proceeding is designed to secure reversal or to limit the approval in any manner unless such person alleges and proves that he had no notice, knowledge, or reason to believe that such approval had been given. If such person has succeeded to his interest after such approval, he shall be bound by the knowledge of his predecessor in interest.

All appeals from determinations adverse to a landowner shall be filed by the landowner within 30 days after notice of the determination is issued.

Application for a Hearing. Parties appellant before the Board shall make application in writing including a list of property owners and their addresses under Subsection 4C. Applications shall not be accepted without all required elements for the action requested, and payment of the appropriate fee. The Zoning Officer shall transmit to the Board, and to the Township Planning Commission or other parties where necessary or appropriate, the submitted material comprising the application, including any drawings, sketches, plans, or supporting documentation relevant to the application.

Hearings. The Zoning Hearing Board shall conduct hearings and make decisions in accordance with the following:

Notice of Hearings. Notice of all hearings of the Zoning Hearing Board shall be given as follows:

(1)

Public notice shall be published at least twice in a newspaper of general circulation in the Township. The first publication shall not be more than 30 days and the second publication shall not be less than seven days from the date of the hearing. The notice shall state the time and place of the hearing and the particular nature of the matter to be considered. Notice of such hearing shall also be posted on the affected tract of land at least one week prior to the hearing.

(2)

Notice shall be given to the applicant, the Zoning Officer, the Board of Supervisors, and any other person or group that has made a timely request for such notice, by personally delivering or mailing a copy of the published notice.

(3)

Notice shall be mailed or delivered to the owner, if his residence is known, or the occupier of every lot within 1,000 feet of the said lot or building, provided that failure to give notice as required by this paragraph shall not invalidate any action taken by the Board.

(4)

The Board of Supervisors may establish reasonable fees, based on cost, to be paid by the applicant for the holding of hearings and attendance cost.

Time of Hearings. The hearing shall be held within 60 days from the date of the applicant's request, unless the applicant has agreed, in writing, to an extension of time.

Parties. The parties to the hearing shall be the Township, any person affected by the application who has made timely appearance of record before the Zoning Hearing Board, and any other person, including civic or community organizations, permitted to appear by the Zoning Hearing Board. The Zoning Hearing Board shall have power to require that all persons who wish to be considered parties enter appearances, in writing, on forms provided by the Zoning Hearing Board for that purpose.

Oaths and Subpoenas. The Chairman or Acting Chairman of the Zoning Hearing Board presiding shall have power to administer oaths and issue subpoenas to compel the attendance of witnesses and the production of relevant documents and papers, including witnesses and documents requested by the parties.

Representation by Counsel. The parties shall have the right to be represented by counsel and shall be afforded the opportunity to respond and present evidence and argument and cross-examine adverse witnesses on all relevant issues.

Evidence. Formal rules of evidence shall not apply, but irrelevant, immaterial, or unduly repetitious evidence may be excluded.

Record. The Zoning Hearing Board or the hearing officer, as the case may be, shall keep a stenographic record of the proceedings. The appearance fee for a stenographer shall be shared equally by the applicant and the Board. The cost of the original transcript shall be paid by the Zoning Hearing Board if the transcript is ordered by the Board or hearing officer, or shall be paid by the person appealing from the decision of the Board if such appeal is made, and in either event the cost of additional copies shall be paid by the person requesting such copy or copies. In other cases, the party requesting the original transcript shall bear the cost thereof.

Ex Parte Communications. The Zoning Hearing Board shall not communicate, directly or indirectly, with any party or his representatives in connection with any issue involved, except upon notice and opportunity for all parties to participate. The Zoning Hearing Board shall not take notice of any communication, reports, staff memoranda, or other materials except advice from its solicitor unless the parties are afforded an opportunity to contest the material so noticed. After the commencement of hearings, the Zoning Hearing Board shall not inspect the site or its surroundings with any party or his representative, unless all parties are given an opportunity to be present.

Referral to Planning Commission. Any application to the Zoning Hearing Board may, at the discretion of the Board of Supervisors, be referred to the Planning Commission for review.

Decision/Findings. The Zoning Hearing Board shall render a written decision or, when no decision is called for, make written findings on the application, within 45 days after the last hearing before the Zoning Hearing Board. All conclusions based on any provisions of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., as amended, or of this chapter shall contain a reference to the provisions relied on and the reasons why the conclusion is deemed appropriate in light of the facts found.

Notice of Decision. A copy of the final decision or, where no decision is called for, a copy of the findings, shall be delivered to the applicant personally or mailed to him not later than the day following its date. The Zoning Hearing Board shall provide (by mail or otherwise) a brief notice of the decision or findings, and a statement of the place where the full decision or findings may be examined, to all other persons who have filed their name and addresses with the Zoning Hearing Board not later than the last day of the hearing.